Confidence Highi — 10 comparable sales support this estimate
△ PRICED 31.2% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 0.4km show a median of EUR 191,044 for similar 3-bed semi-detached houses, while the asking price is EUR 265,000 (23.7% above our fair value estimate of EUR 202,155). We recommend caution and strong negotiation.
103 m²
Floor area
BER C1
Energy rating
3 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open18%
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THE QUESTION
Priced ~31% above our €202k estimate; 2 red flags, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €265,000 is about 31% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. There are 2 red flags here I wouldn't ignore — the full report names them and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a red flag.
02One is a structural risk pattern for this era and area — graded a red flag.
03One likely affects your buildings-insurance quote — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €265,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 5 findings on this property.
FREE PREVIEW: 1 OF 5 FINDINGS
⚑ RED FLAG
High radon area
Radon is the second-largest cause of lung cancer in Ireland and invisible at viewing. In high-radon areas the EPA recommends testing; remediation typically runs €800–1,500 if levels exceed 200 Bq/m³.
Recommended action
Order a 3-month radon test (€56) at sale-agreed, or request one as a condition. Remediation is a line item, not a deal-breaker.
1 RED FLAG AND 3 WARNINGS TO UNLOCK
Get the full story before you bid.
One is a structural risk pattern for this era and area
One likely affects your buildings-insurance quote
An amenity factor your solicitor won’t check
A comfort issue you’d only notice after moving in
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
90 Church Hill, Tullamore, Co Offaly70 m · 2026-04 · 3 bed · match 91
€190,000
186 Church Hill, Cloncollog, Tullamore60 m · 2025-04 · 3 bed · 106 m² · C3 · match 88
€160,000
135 Church Hill, Tullamore, Offaly380 m · 2025-04 · 3 bed · match 84
€175,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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"BuyerIQ was born out of the frustration of buying a home in Ireland — the information that matters is scattered across silos, and none of it is transparent at the moment you bid. We linked 775,000+ sales and 21 public datasets so buyers see the full picture first."
